Stamp Duty Land Tax (SDLT) is a tax you pay when purchasing property or land in England and Northern Ireland above certain thresholds. Following significant changes implemented on 1st April 2025, stamp duty rates have increased substantially, making it more important than ever to understand your liability before making an offer on a property.
Our free stamp duty calculator uses the latest 2025 rates to give you an accurate calculation of your SDLT liability, complete with a detailed breakdown showing exactly how your tax is calculated across each band.
See how much tax you’ll pay when buying your property
Enter a property price to calculate stamp duty
These changes mean most property buyers will now pay significantly more stamp duty than under the previous system.
Sarah and Tom, both teachers in their late twenties, finally saved enough for a deposit on a cozy two-bedroom terrace house in Manchester. After years of renting and careful budgeting, they were thrilled to discover they wouldn't pay any stamp duty on their first home. Result: £0 stamp duty because the property falls within the first-time buyer zero rate threshold of £300,000.
After fifteen years in their starter home, Mark and Lisa decided to upgrade to a four-bedroom house in a better school catchment area for their growing family. Having sold their previous property for £320,000, they used the equity to help fund their move up the property ladder. Calculation: They pay nothing on the first £125,000, then 2% on the next £125,000 (£2,500), and 5% on the final £150,000 from £250,001 to £400,000 (£7,500), totaling £10,000 in stamp duty.
James, a successful accountant, purchased a three-bedroom Victorian conversion near the university as his second investment property. Having built a portfolio of rental properties over the past decade, he factored the higher stamp duty rates into his investment calculations. Calculation: As a landlord purchasing an additional property, James faces the higher rates of 5% on the first £125,000 (£6,250), 7% on the next £125,000 from £125,001 to £250,000 (£8,750), and 10% on the remaining £100,000 from £250,001 to £350,000 (£10,000), totaling £25,000 in stamp duty.
Ans: You must pay stamp duty within 14 days of completing your property purchase. Your solicitor typically handles this process as part of the conveyancing.
Ans: You qualify for first-time buyer relief if you’ve never owned a property anywhere in the world. If you’re buying jointly with someone who has owned property before, you won’t qualify for the relief.
Ans: If you’re a first-time buyer purchasing a property above £500,000, you’ll pay standard stamp duty rates on the entire purchase price – you won’t receive any first-time buyer relief.
Ans: Yes, Buy-to-Let properties are subject to additional property rates, which include a 5% surcharge on top of standard residential rates.
Ans: If you’re selling your current main residence and buying a new one, you’ll pay standard residential rates. However, if you complete the purchase before selling your existing property, you may temporarily pay additional property rates until you sell.
Ans: Some exemptions exist for certain circumstances, including properties under £125,000, some shared ownership schemes, and specific situations involving inherited property. Consult with a property solicitor for advice on exemptions.
Ans: SDLT applies in England and Northern Ireland. Scotland has Land and Buildings Transaction Tax (LBTT), while Wales has Land Transaction Tax (LTT), both with different rates and thresholds.
Ans: Yes, if you’ve overpaid stamp duty, you can claim a refund from HMRC. This might happen if you qualify for relief you weren’t initially aware of, or if there was an error in the calculation.
Ans: While you can technically handle stamp duty payments yourself through HMRC, most people use a solicitor or conveyancer who will calculate and pay the correct amount as part of the property purchase process.
Ans: Keep all documentation related to your stamp duty payment, including the SDLT return (SDLT1 form) and payment receipts. You’ll need these for your records and potentially for future property transactions.
Use our free stamp duty calculator above to get an instant, accurate calculation of your SDLT liability. Simply enter your property price, select your buyer type, and get a detailed breakdown showing exactly how your tax is calculated.
